A sketch plat is required of all applicants, as herein defined,
seeking a subdivision. It is for the purposes of classification and
initial discussion so that the applicants may obtain the advice of
the Joint Land Use Board and governing body in the formative stages
of the design and assure maximum coordination with the Master Plan.
A.
Submit to the Borough Clerk at least three weeks prior to the regular meeting of the Board two completed copies of the sketch plat application, five copies of the sketch plat of the proposed subdivision for purposes of classification, preliminary discussion and appropriate action, and a fee as provided in Chapter 470, Land Use Procedures, Article III, Fees, to cover costs. In addition, the applicant may submit two copies of the deed or proposed deed for a minor subdivision.[1]
B.
Upon receipt of the copies of the sketch plat, the Borough Clerk
shall forward one copy to the County Planning Board and the remaining
copies to the Subdivision Committee. If within 30 days after receiving
said sketch plat the County Planning Board does not return any comments
to the Joint Land Use Board, said sketch plat shall be deemed to have
been approved by the County Planning Board unless, by mutual agreement
between the Joint Land Use Board, County Planning Board and the applicant,
the thirty-day period shall be extended for an additional thirty-day
period, and any such extension shall so extend the time within which
the Joint Land Use Board shall be required by law to act.
C.
Whenever a sketch plat of a minor subdivision is submitted for review
which fronts on an existing street, three copies of deeds of dedication
shall be offered to the Borough and included in the application to
provide sufficient right-of-way where the existing street right-of-way
is less than the minimum requirements of this chapter.
E.
The Subdivision Committee shall make a recommendation at the next
regular meeting of the Joint Land Use Board for classification and
appropriate Board action.
F.
If classified as a minor subdivision by the Board, the Board shall
waive full notice and hearing thereon. If the plat is acted upon favorably
by a majority action of the Joint Land Use Board, a notation to that
effect shall be made on the sketch plats, application forms and any
deed or proposed deed and signed by the Chairman (or, in his absence,
the acting Chairman) and referred to the governing body for action
at its next regular meeting.
G.
If approved by majority action of the governing body, the Mayor and
Borough Clerk shall certify such approval on the plat, deed or instrument
to be filed with the county recording officer.
I.
The approval of a sketch plat of a minor subdivision shall expire
90 days from the date of approval unless within such period either
a deed description or plat map drawn in compliance with Chapter 358
of the Laws of 1953, as amended, is filed by the subdivider with the
county recording officer and a copy of such deed or plat map, together
with the date and index reference of the filing with the county recording
officer, is filed with the Secretary of the Joint Land Use Board and
the Borough Clerk.
A.
The sketch plat shall be based on Tax Map information or some other
similarly accurate base at a scale, preferably not smaller than 200
feet to the inch, to enable the entire tract to be shown on one sheet,
and shall show or include the following information:
(1)
A key map showing the location of the entire tract in relation to
the entire Borough.
(2)
A map of the entire tract(s) of land being subdivided, showing all
of the following existing and proposed items: property lines; road
frontage in feet; Tax Map sheet, block and lot numbers; easements;
rights-of-way; streets and street names; power lines; structures,
together with the shortest distance to any proposed lot line; streams;
drainage facilities; and wooded areas within the area of the entire
tract and within 200 feet thereof. The area of the entire tract(s)
as well as each proposed lot should be given to the nearest tenth
of an acre or in square feet.
(3)
A title block giving the name of the subdivision, the present owner
of the land, present owner of all adjacent properties, zoning district(s)
[if more than one district, the tract map should indicate the district
lines], name and license number of the person who prepared the map,
scale of the map, North arrow, proposed number of dwelling units and
type, if any, and space for the signatures of the Chairman of the
Joint Land Use Board, Mayor and Borough Clerk.
The preliminary plat and supporting documents for a proposed
subdivision are intended to show the design of the subdivision and
its public improvements so that the Joint Land Use Board and governing
body can indicate their approval or disapproval of the subdivision
prior to the time that the final plat, including the design and detailing
of the public improvements and utilities, is completed.
A.
A preliminary plat shall be submitted to the Borough Clerk at least
three weeks prior to the Joint Land Use Board meeting at which consideration
is desired. It shall be submitted in at least 10 blue- or black-on-white
prints and shall be accompanied by two completed copies of the application
forms for preliminary approval as well as three copies of any protective
covenants or deed restrictions applying to the land being subdivided.
In addition, the applicant shall make application to the County Planning
Board for approval of the plat in accordance with the procedures established
by the county.[1]
B.
Submission of the preliminary plat shall include a letter directed
to the Chairman of the Joint Land Use Board, signed by a responsible
official of:
C.
The Borough Clerk shall retain one complete set of plats and application
forms, and complete sets of plans shall be forwarded by the Clerk
immediately upon proper filing of the complete submission to the following:
D.
The Joint Land Use Board shall take action on the preliminary plat within 90 days after its proper and complete submission to the Borough Clerk, but in no case before a public hearing is held or before the expiration of the thirty-day period within which the County Planning Board may submit a report on said subdivision. If within 30 days after receiving the preliminary plat the County Planning Board does not return any comments to the Borough Board, the preliminary plat shall be deemed to have been approved by it, unless by mutual agreement between the Joint Land Use Board, County Planning Board and the applicant the thirty-day period shall be extended for an additional thirty-day period, and any such extension shall so extend the time within which the Borough Board shall be required by law to act. In all cases, the recommendations of the County Planning Board shall be given careful consideration in the final decision on the plat. If the preliminary plat should be returned to the applicant for revision required for compliance with § 518-9, or if the applicant decides voluntarily to revise the plat, the ninety-day period for consideration shall begin from the date of the first regular meeting following submission of a revised plat.
F.
The applicant shall mail a notice at least 10 days prior to the public
hearing to all property owners within 200 feet of the extreme limits
of the subdivision as their names appear on the Borough tax record
and shall furnish the Joint Land Use Board with proof of such service.
The applicant shall also cause notice of the hearing to be published
in the official newspaper or a newspaper of general circulation in
the Borough at least 10 days prior to the hearing. Such notices shall
state the time and place of the hearing, a brief description of the
property involved, a statement as to its location, a list of the maps
and other documents to be considered, a summary statement of the matters
to be heard and that a copy of said subdivision has been filed with
the Borough Clerk for public inspection (N.J.S.A. 40:55-1.7). The
applicant shall furnish the Joint Land Use Board with proof of the
publication.
G.
If the proposed subdivision lies within 200 feet of another municipal
boundary, a copy of the plat and a notice of the hearing shall be
sent by the Borough Clerk to the Clerk of the adjoining municipality
by registered or certified mail at least 10 days prior to the hearing.
Said notice shall contain a brief description of the property involved,
its location and a concise statement of the matters to be heard. Any
communications received prior to this date will be considered in relation
to the approval or disapproval of the plat.
H.
If the plat is disapproved by either the Borough or the county, the reasons for disapproval shall be given in writing to the subdivider within the ninety-day period or such extended period as outlined in Subsection D above and, in appropriate cases, shall be remedied by the applicant prior to further consideration of the plat.
I.
If the Joint Land Use Board acts favorably on a preliminary plat,
the Chairman (or the acting Chairman, in his absence) shall affix
his signature to the plat with the notation that it is recommended
for tentative approval, and the plat shall be forwarded to the governing
body for action at its next regular meeting.
J.
If approved by majority action of the governing body, the Mayor and
Borough Clerk shall certify such approval on the plat, and the plat
shall be returned to the applicant for compliance with final approval
requirements.
K.
Approval of the preliminary plat shall confer upon the applicant
the following rights for a three-year period from the date of approval:
(1)
That the general terms and conditions upon which the tentative approval
was granted will not be changed.
(2)
That the said applicant may submit on or before the expiration date
the whole or part or parts of said plat for final approval. If the
applicant does not submit the final plat within this three-year period,
the approval previously given the preliminary plat shall be null and
void.
A.
The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not smaller than one inch equals 100 feet and shall be designed by a licensed New Jersey land surveyor or a licensed New Jersey professional engineer. The plat shall be designed in compliance with the provisions of Article III.
B.
The preliminary plat shall include the following information on existing
and proposed features:
(1)
A key map showing the entire subdivision and its relation to the
entire Borough.
(2)
Title block.
(a)
Name of subdivision.
(b)
Name and address of subdivider.
(c)
Name and address of the owner(s) of record.
(d)
Name and address of all property owners within 200 feet of the
extreme limits of the subdivision.
(e)
Name, address, profession, license number and seal of the person
who prepared the plat.
(f)
Acreage of tract to be subdivided to nearest tenth of an acre
and the total number of lots.
(g)
Graphic scale.
(h)
Date of each plat and of each subsequent revision.
(i)
Date of original submission and of each subsequent revised submission.
(3)
Sufficient elevations or contours to determine the general slope
and natural drainage of the land to points extending 200 feet beyond
the subdivision boundary. Contour lines shall be at intervals no greater
than 20 feet.
(4)
North arrow and subdivision boundary line (heavy solid line).
(5)
The location of existing watercourses, bridges and any natural features
such as wooded areas and rock formations to the proper scales both
within the tract and within 200 feet of its boundary.
(6)
Rights-of-way, structures, features and layout.
(d)
The location of other utility structures such as water and sewer mains, gas transmission lines and high-tension power lines on the subdivision and within 200 feet of its boundaries. Utility installations shall be in accordance with § 518-22.
(e)
Marshes, ponds, streams and land subject to periodic flooding
on the subdivision and within 200 feet of its boundaries, showing
the location and area covered and indicating apparent high-water level.
(f)
Lot layout.
[1]
Lot lines and dimensions of each lot to the nearest foot.
[2]
Building setback lines (dashed) and dimensions from the street
line.
[3]
Zoning district(s).
[4]
Identification of lots or parcels of land to be reserved or
dedicated to public use, if any, and each Tax Map sheet, block and
lot number as designated by the Borough Engineer.
[5]
Easements and restricted areas with notation as to purpose of
restrictions.
(g)
Buildings and other structures located on the subdivision and
within 200 feet of its boundaries.
(7)
Plans of proposed utility layouts, including sewers, storm drains,
water, gas, telephone and electricity and showing feasible connections
to existing or any proposed utility systems. When such services will
be provided by an existing utility company, a letter from the company
stating that services will be made available before occupancy will
be sufficient. All uses shall be connected with an approved public
water and public sewer system.
[Amended 10-4-2018 by Ord. No. 11-18]
The Joint Land Use Board shall be empowered to require that the applicant furnish a performance bond for off-site and on-site improvements shown on its site plan for the purpose of guarantying the completion of said improvements in accordance with Articles III and IV of this chapter. An estimate of improvement cost shall be prepared by the Borough Engineer in order to determine the amount of the performance guaranty, which shall be reviewed and have the approval of the Borough Attorney as to both form and amount prior to the issuance of any permits. Posting of the performance guaranty shall be in accordance with the provisions of this chapter.
The purpose of the final plat is to have drawings in proper
form for filing with the county as well as detailed plans for all
installations, both of the above in accordance with local ordinances.
Approval of the final plat shall be the basis for filing with the
county.
A.
A final plat shall be submitted by the applicant to the Borough Clerk
within three years from the date of approval of the preliminary plat.
The final plat and all supporting drawings and documents shall be
submitted two weeks prior to the Joint Land Use Board meeting at which
consideration is desired. The Joint Land Use Board shall act upon
the final plat within 45 days after the submission in conformance
with this chapter or within such further time to which the applying
party may agree.
B.
Before making application to the Joint Land Use Board for final approval,
the subdivider shall carry out the following steps:
(1)
Make all required corrections subject to preliminary plat approval.
(2)
Complete two copies of an application for final approval.
(3)
Pay the required fee at the Borough Clerk's office. (See § 518-12K.)
(5)
Prepare at least six clearly legible prints of the final plat, the
original tracing and two cloth prints for distribution to the following:
C.
The final plat shall be accompanied by a statement by the Borough Engineer certifying the accuracy of the details of the plat and that he is in receipt of a map or maps showing in exact location and elevation all improvements installed in accordance with these requirements and those to be installed and that the subdivider has posted the performance guaranty required in accordance with Article IV of this chapter for those improvements to be installed and that a maintenance guaranty in accordance with Article IV of this chapter has been posted for those improvements installed.
[Amended 10-4-2018 by Ord. No. 11-18]
D.
The final plat shall be accompanied by letters directed to the Chairman
of the Joint Land Use Board and signed by a responsible officer of
the water company, government authority or utility which provides
water, sanitary sewer service, storm sewers, gas, telephone or electricity
that has jurisdiction in the area, approving each proposed utility
installation design and stating who will construct the facility so
that service will be available when required in conformity with the
provisions of the filed rate schedule.
E.
Submission of the final plat shall include three copies of deeds
of dedication for all properties, including any street rights-of-way
to be offered to the Borough for dedication.
F.
Failure of the Joint Land Use Board to act within 45 days or a mutually
agreed upon extension shall be deemed to be favorable referral, and
the Secretary of the Joint Land Use Board shall issue a certificate
to that effect.
G.
If the Joint Land Use Board approves a final plat, a notation to
that effect shall be made on the plat and shall be signed by the Chairman
of the Joint Land Use Board or, in his absence, the acting Chairman
and recommended to the governing body for action. The governing body
shall take action not later than the second regular meeting after
favorable referral by the Joint Land Use Board; otherwise such plat
shall be deemed to have been approved. The approved final plat shall
be signed by the Mayor and Borough Clerk.
H.
The final plat, after final approval, shall be filed by the applicant
with the county recording officer within 90 days from the date of
such approval. No plat shall be accepted for filing by the country
recording officer unless it has been duly approved by the governing
body after favorable referral from the Joint Land Use Board and signed
by the officials outlined above. If any final plat is not filed within
this period, the approval shall expire.
I.
"Expiration of approval" shall mean the previous approval by the
Joint Land Use Board is null and void, and, in order to obtain a reapproval,
a new filing fee must be paid and a review of all previous findings
must be conducted.
J.
Upon application by the subdivider showing good cause, the governing
body may make a reasonable extension of the time within which the
subdivider must file with the county recording officer; provided,
however, that the plat be revised according to any change in regulations
or ordinances applicable to the plat subsequent to the original time
period of 90 days or the extended period of time granted by the governing
body.[1]
A.
The final plat for all, part or parts of the subdivision shall be drawn in ink on tracing cloth at a scale of not less than one inch equals 100 feet and in compliance with all the requirements for filing a map with the county recording officer and shall be designed in compliance with the provisions of Article III of this chapter. The final plat shall show or be accompanied by the same information required for preliminary approval in addition to the following:
(1)
Each block and lot shall be numbered in conformity with existing
Tax Map procedures.
(2)
All lot lines and other site lines shall have accurate dimensions,
bearing or deflection angles and radii, arcs and center angles of
all curves based on an actual survey by a licensed New Jersey engineer
or land surveyor.
(3)
Certification that the applicant is agent or owner of the land, or
that the owner has given consent under an option agreement for the
deduction of streets, alleys, easements and other rights-of-way and
lands for public uses.
(4)
Certification from the Tax Collector that all taxes are paid to date.
(5)
At least one corner of the subdivision shall be tied to a United States Geological Survey bench mark or bench marks with data on the plat as to how the bearings were determined. Monuments, lot corners and other survey points shall be located and described. (See § 518-20.)
(6)
When approval of the plat is required by any officer or body of the
Borough, county or state, approval shall be certified on the plat.
(7)
Certification by the Borough Engineer that he has examined the drainage
plans and found that the interests of the Borough and of the neighboring
properties are fully protected.
